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08 NOV 10.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on November 10, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Young, John Herbold, Tom Evans, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Planner Chip McCulley, Mr. Tommy Bond, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 13 October 2008. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING Northlake Gardens from R-1 to R-1A Chairman Traylor opened the public hearing at approximately 7:01 p.m. Mr. Tommy Bond of Bond Engineering recounted that the Planning Commission had approved the sketch plat in September, adding that the developer is now requesting the rezoning as discussed last month. He noted that the zoning request was changed from R-2 to R-1A as suggested by City Planner McCulley. He related that the development would consist of 14 lots. He explained that five of the lots are located on the lake and the remainder would back up to Oneida Street and the future phase XIII of Northlake Subdivision. He stated that the homes are being proposed at 1100 to 1500 square feet, in the $175,000.00 range. With no one to speak in opposition, Chairman Traylor closed the public hearing at approximately 7:03 p.m. City Planner McCulley explained dimensions associated with R-1A zoning, pointing out that currently the property is zoned R-1 which is a 60’ X 100’ lot and R-1A is a 10’ narrower lot being 50’ X 100’. He stated that the concept would be to construct roughly the same size house on a smaller lot known as garden homes. He related that garden homes are geared toward the “empty nester”, the older generation that do not want to deal 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. with the maintenance of a larger yard. He stated that Jacksonville Municipal Code states that R-1A zoning provides for a higher density development than R-0 and R-1, yet retains the property as a single-family site built detached home. Discussion ensued regarding the zoning of R-1 or R-0 for the various phases of the Northlake Subdivision. It was concluded that this area is zoned R-1. Commissioner Young noted that the lot widths ranged from 60’ to 70’ with 30’ in the culdesac. City Planner McCulley explained that there is minimum square footage for the lot size so typically a lot with narrow frontage would expand to the rear of the lot to meet minimum square footage. In response to a question from Commissioner Young, Mr. Bond answered that the R-1A allows for a closer setback than the R-1. He stated that the garden homes in the Foxwood area are on a 20’ setback as opposed to a 25’ setback. He mentioned difficulties constructing a home on a 100’ deep lot and still have room for a back yard, which was the basis for a 20’ front yard setback in Foxwood Gardens. Commissioner Gray noted that the setbacks would be the same for either zoning. City Planner McCulley noted that any setback variance would need to be addressed by the Board of Adjustment. Commissioner Herbold questioned reasoning for rezoning if the R-1 and the R-1A setbacks were the same. Mr. Bond stated that he was under the impression that the zoning was R-0, adding that originally they had requested a rezoning to R-2. He went on to say that City Planner McCulley had suggested a rezoning to R-1A, which was amenable with the developer. Discussion ensued as to the zoning of the property and the dimension of the lots in the culdesac. Mr. Bond noted that typically when a lot is pie-shaped it measures more in square feet than the 60’ X 100’ or 120’. He then answered that he did not believe any of the lots were less than 6,000 square feet. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. City Attorney Bamburg noted that if the lot size remains 6,000 or above the R-1 zoning would accommodate the development. He explained that the developer would then only need to make a request for a setback variance to the Board of Adjustment. City Planner McCulley offered to research the zoning of that portion of Northlake Subdivision to make sure a request to rezone is in order. Mr. Bond stated that his map shows the area as R-0, noting that there is a commercial zone across the street for apartments. He noted that the commercial rezoning occurred as much as 20 years ago and then the apartments were constructed. In response to a question posed by Chairman Traylor, Mr. Bond formally changed his rezoning request from R-1A to R-1 contingent that the property be researched to show a current zoning of R-0. Chairman Traylor clarified that the difference between R-1 and R- 1A is the R-1 lot size is 60’ X 100’ or a minimum of 6,000 square feet and R-1A is 50’ X 100’. Commissioner Gray moved, seconded by Commissioner Brannen to rezone the property if current zoning is R-0 to R-1. MOTION CARRIED. City Attorney Bamburg noted that if the property requires a rezoning to R-1 it would be placed on the City Council agenda for th November 20. REQUEST TO APPROVE PLAT(S): PRELIMINARY PLAT and REVISED SITE PLAN 6012 General Samuels Road Mr. Michael Clayton, representing Emanuel Bible Fellowship Church, stated that the property consists of approximately 4.27 acres and is currently located in Pulaski County. He noted that the Church has submitted a petition for annexation to the City of Jacksonville, adding that the City Council would hold a public th hearing November 20 regarding the request to annex. He stated that the property consists of three tracts, a three acre tract adjacent to General Samuels, and two one-acre tracts to the back of the property. He noted that next month they would submit a replat for the three tracts, following with perspective plats for a one-lot subdivision. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. He related that there are some issues regarding on-site sewer, explaining that the nearby sewer serves the Base Meadows Subdivision to the north, adding that slightly west of the property there is a pump station that was built by the Improvement District for Base Meadows. He stated that Pastor Jerry Helms has been working with the Base Meadows developer to obtain public sewer. He related that they are proposing to relocate the natural drainage on the property to accommodate the construction of a building to the rear of the property. City Planner McCulley stated that in the revised preliminary plat a 10’ easement was added along the eastern boundary, adding that it shows the right-of-way and building setback line along General Samuels. He reiterated that sewer is the issue, because an off- site easement has to be granted in order to get sewer from their property to the pump station. He stated that this would need to occur before any future development. He stated that as far as the preliminary plat, it looks good. He then noted that a revised site plan has been submitted as well. He related that the Church is hoping sometime in the future to acquire the property to the east, but is currently proposing annexation of the property they have at this time. He added that the property would be platted. He then answered Chairman Traylor that the developer has allowed for the proper easements regarding water, sewer and utilities throughout the property. City Planner McCulley confirmed that the developer is proposing a one-lot, one-block platted subdivision. Commissioner Young moved, seconded by Commissioner Howard to approve the preliminary plat of 6012 General Samuels Road as requested, contingent that the property be annexed into the City of Jacksonville. MOTION CARRIED. REVISED SITE PLAN for 6012 General Samuels Road Mr. Clayton informed the Commission that the original site plan was submitted several months ago, adding that Terry Burgess is the architect. He noted that on the revised site plan the building is now being proposed at the very back of the property, which is to be constructed as phase I. He noted that there are two other proposed buildings that are being deferred to future phases of development. He noted that the relocation of the proposed building in phase I is the same size as previously proposed, pointing out that the general concept was for a multi- purpose building. He noted that the building is being proposed for relocation behind the drainage facility. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. He stated that the developer would like to request a temporary gravel parking area allowing them time to accumulate funds and either convert the area to a permanent paved parking lot or in the later stages build a building, working around it. Pastor Jerry Helms stated that the reason they are asking for those considerations is because they did not realize that the fire hydrant and waterline is across the street on General Samuels, explaining there are costs in order to get those considerations to the rear of the property. He explained that in adding the cost they do not feel they can complete the entire asphalt project, which is the reason for requesting a temporary gravel parking area. Discussion ensued that the Code does not differentiate that the requirement of parking be paved parking. City Planner McCulley stated that it is very common in large developments to use the SB2 or some type of gravel base to lay asphalt. He noted that as the gravel parking area is driven on, it would compact the material making it ready for the asphalt. He then explained that there is a 2” waterline on their side of General Samuels and a 12” on the other side. He added that the 2” waterline is big enough to supply the development they currently have but with further development, they would have to access the 12” line across General Samuels. He noted a future meeting with Pastor Helms, the architect, engineer, Fire Marshall and himself to discuss issues regarding fire suppression and the sprinkler system for this type of building. He noted that while this site plan does not show landscaping, he would ensure that the plan meets parking and landscaping requirements before the building permit is issued. In response to a question posed by Commissioner Young, City Planner McCulley concurred that there is no storm water detention on site, explaining that the storm water ordinance has not been implemented yet, so they are allowing drainage easement and piping with a discharge facility. Commissioner Herbold questioned if changing the natural drainage flow would affect the residential property to the west of this property. Mr. Clayton related that the drainage ditch crisscrosses the back property, demonstrating location of the mobile home in relationship to the property. He stated that regarding run-off, he had not performed a post development analysis, but had 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. - 7:35 P.M. completed a pre-development analysis. He offered that as far as flooding downstream he does not feel that to be a concern. He related that currently the property consists of an unimproved natural channel that meanders toward Hwy. 107, adding that he does not feel the Church would be willing to incur costs for off- site improvements but at the same time they would not want to increase more than what is currently being experienced as run- off. Commissioner Young noted that there would be a significant amount of hard surfaces to increase run-off, asking if there were any considerations for preventing flooding in the bottom corner of the property. He asked if the developer would consider having gravel or a water swale at the rear of the site to allow water to soak into the ground before leaving the site. He stated that he feels this to be of a concern. City Planner McCulley stated that as each building evolves in the development, further consideration for drainage would need to be addressed as the plan evolves. He stated that tonight’s master plan is to allow the Commissioners to view an overall scheme of development, allowing for future planning as it unfolds. Commissioner Young moved, seconded by Commissioner Herbold to approve the revised site plan of 6012 General Samuels Road. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:35 p.m. Respectfully submitted, _________________________ Susan L. Davitt 6